Investing in Real Estate in Mauritius

Published on October 4, 2025 and written by Cyril Jarnias

Mauritius, the jewel of the Indian Ocean, has in recent years become a top destination for real estate investors worldwide. With its pristine beaches, tropical climate, and economic stability, the island offers an idyllic setting for those seeking to combine profitability with quality of life. In this article, we will explore in detail real estate investment opportunities in Mauritius, highlighting the benefits, market trends, and practical aspects to consider.

A Tax Haven: The Strengths of Mauritian Real Estate Investment

Mauritius offers numerous advantages for foreign real estate investors, making it a particularly attractive destination. The favorable tax regime is undoubtedly one of the island’s main assets. Indeed, Mauritius offers very favorable taxation for investors, with low tax rates on property income and real estate capital gains.

The political and economic stability of the island is another key factor attracting investors. Unlike many emerging countries, Mauritius enjoys a stable democracy and a diversified economy, which significantly reduces risks for foreign investors. This stability is reflected in the consistent growth of the Mauritian real estate market over the years.

The legal framework favorable to foreign investors is also a major advantage. The Mauritian government has implemented several programs aimed at facilitating property acquisition by non-residents, such as the Integrated Resort Scheme (IRS) and the Property Development Scheme (PDS). These programs not only offer the possibility to acquire luxury properties but also to obtain a residence permit for the investor and their family.

Finally, the potential for rental income is particularly interesting in Mauritius. With a thriving tourism sector and growing demand for quality housing, property owners can benefit from attractive rental income, whether for short-term or long-term rentals.

The Mauritian Real Estate Market: Constantly Evolving Prices

The Mauritian real estate market has experienced sustained growth in recent years, with prices tending to increase regularly. However, compared to other luxury destinations, real estate in Mauritius remains relatively affordable, thus offering excellent value for money.

Prices vary considerably depending on location, property type, and amenities offered. In the most sought-after areas, such as Grand Baie or Tamarin, luxury villa prices can reach several million euros. Conversely, in less touristy but developing regions, it’s possible to find investment opportunities at more affordable prices.

As an example, here are some indicative price ranges for different types of properties:

• Luxury apartments: between 200,000 and 500,000 euros
• Villas in residential complexes: from 500,000 to 2 million euros
• Luxury beachfront properties: starting from 2 million euros

It’s important to note that these prices are given as indications and may vary depending on many factors. Moreover, the Mauritian real estate market is dynamic, with new projects regularly emerging, thus offering new investment opportunities.

The upward price trend observed in recent years suggests interesting capital gains potential for investors buying today. However, as with any real estate investment, it’s crucial to study the market carefully and wisely choose the location and property type to maximize profitability chances.

From Studio to Luxury Estate: The Range of Real Estate Options in Mauritius

Mauritius offers a great diversity of real estate properties, suitable for all budgets and lifestyles. Here’s an overview of the main types of housing available for investors:

1. Apartments

Apartments represent a popular investment option, particularly in urban and tourist areas. They are available in a variety of sizes, ranging from studios to luxury penthouses. Prices vary considerably depending on location and amenities offered.

Price example: A 2-bedroom apartment in a residential complex in Flic-en-Flac may cost around 300,000 euros.

2. Villas

Individual villas or those in residential complexes are highly sought after by foreign investors. They generally offer more space and privacy than apartments and are often equipped with private gardens and swimming pools.

Price example: A 3-bedroom villa with a swimming pool in a secure estate in Grand Baie may be offered around 800,000 euros.

3. Luxury Properties

For investors looking for exceptional properties, Mauritius offers luxury properties, often located on the beachfront or in exclusive private estates. These properties offer high-end amenities and breathtaking views.

Price example: A luxury villa with direct beach access in the south of the island can reach 3 million euros or more.

4. Buildable Land

For those who wish to build their own property, purchasing land is also an option. However, it’s important to note that regulations concerning land purchase by foreigners are stricter than for built properties.

Price example: A 500 m² buildable plot in a residential area may cost between 100,000 and 300,000 euros, depending on location.

5. Properties in IRS or PDS Programs

These specific programs allow foreigners to acquire luxury properties while benefiting from tax advantages and a residence permit. Properties offered under these programs are generally luxury villas or apartments in upscale residential complexes.

Price example: A 4-bedroom IRS villa in a golf estate may be offered starting from 1.5 million euros.

Mauritian Real Estate Hotspots: Where to Invest to Maximize Your Return?

Mauritius is full of attractive areas for real estate investment, each offering its own advantages in terms of lifestyle, profitability potential, and future development. Here’s an overview of the main regions to consider for your investment:

1. Grand Baie

Located in the north of the island, Grand Baie is often considered the “French Riviera” of Mauritius. This lively seaside resort attracts many tourists and expatriates, making it a prime area for rental investment. It offers a wide variety of properties, from modern apartments to luxury villas.

2. Tamarin and Black River

The west coast of the island, particularly the Tamarin and Black River regions, is experiencing rapid development. This area is appreciated for its magnificent beaches, surfing spots, and relaxed atmosphere. Investors will find interesting opportunities here, especially in high-end residential complexes.

3. Flic-en-Flac

Flic-en-Flac, on the west coast, is a popular tourist destination with its long white sand beach. The region offers good potential for seasonal rental investments, with a varied range of properties from apartments to luxury villas.

4. Beau Plan and Balaclava

These regions in the northwest of the island are experiencing significant development, particularly with the Smart City project in Beau Plan. Investors can find interesting opportunities in modern and innovative real estate projects here.

5. Trou aux Biches and Mont Choisy

These areas in the north of the island are renowned for their paradise-like beaches and tranquil atmosphere. They are attracting more and more investors, particularly in luxury residential complexes offering hotel services.

6. Moka

Located inland, Moka is booming with the development of the Moka Smart City. This region offers a more urban and modern living environment, with investment opportunities in innovative residential and commercial projects.

7. Blue Bay and Pointe d’Esny

In the southeast of the island, these regions are appreciated for their natural beauty and preserved lagoons. Although less developed than the north, they offer interesting potential for investors seeking tranquility and authenticity.

Each of these areas has its own characteristics and advantages. The choice of location will depend on your investment objectives, whether for personal use, seasonal rental, or long-term investment. It’s crucial to study each region carefully, its development prospects, and its profitability potential before making a decision.

Mauritius vs the World: How Does the Island Compare to Its Competitors?

When considering real estate investment abroad, it’s crucial to compare Mauritius to other similar destinations. This comparison helps better understand the island’s specific advantages and make an informed decision. Here’s how Mauritius positions itself against some competing destinations:

Mauritius vs Seychelles

• A more developed and diversified real estate market
• Generally more affordable prices
• A more diversified economy, offering more stability
• A more advantageous tax regime for foreign investors

Mauritius vs Dubai

• A more peaceful and natural living environment
• Lower cost of living
• More advantageous taxation
• A less saturated market, potentially offering better capital gains opportunities

Mauritius vs Bali

• A more stable and transparent legal framework for foreign investors
• Better infrastructure and quality services
• Higher rental income potential, particularly thanks to high-end tourism
• The possibility to obtain a residence permit through real estate investment

Mauritius vs French Riviera

• Generally more affordable prices per square meter for equivalent luxury properties
• Pleasant tropical climate year-round
• Much more advantageous taxation
• Greater potential for real estate market growth

In summary, Mauritius positions itself advantageously compared to its competitors thanks to its unique combination of assets: an exceptional living environment, attractive taxation, a growing real estate market, and a stable legal environment favorable to foreign investors. These factors, combined with prices that are still relatively affordable compared to other luxury destinations, make Mauritius a particularly interesting option for international real estate investors.

Buying Property in Mauritius: A Simplified Process for Foreigners

One of the most frequent questions from potential investors is whether a foreigner can easily acquire housing in Mauritius. The answer is a resounding yes, with some important nuances to know.

The Mauritian government has implemented several programs aimed at facilitating and encouraging foreign real estate investment. The main mechanisms are:

1. The Integrated Resort Scheme (IRS) and Real Estate Scheme (RES)

These programs allow foreigners to buy luxury properties in specific residential complexes. Purchasing a property under these programs entitles the buyer and their family to a residence permit, provided the investment amount exceeds 375,000 US dollars.

2. The Property Development Scheme (PDS)

This program, which replaced IRS and RES, offers similar conditions but with more flexibility in real estate project development. Again, purchasing a property in a PDS project entitles the buyer to a residence permit.

3. The Smart City Scheme

This program aims to create smart and sustainable cities. Foreigners can acquire real estate there, whether residential or commercial premises.

4. Apartment Acquisition

Foreigners can buy apartments in buildings with more than two floors (R+2), with no particular restrictions other than approval from the Board of Investment.

The purchase process for a foreigner is relatively simple:

• Choose an eligible property in one of the above-mentioned programs
• Obtain approval from the Board of Investment
• Sign a reservation contract and pay a deposit
• Finalize the purchase before a Mauritian notary

It’s important to note that some restrictions apply to the purchase of vacant land by foreigners. Additionally, to benefit from a residence permit, the investment must generally exceed a certain threshold (currently set at 375,000 US dollars).

Rental Profitability in Mauritius: Attractive Returns in a Tropical Paradise

Real estate investment in Mauritius is not limited to acquiring a second home or preparing for retirement in the sun. The island also offers interesting opportunities in terms of rental profitability, whether for short-term (tourism) or long-term (expatriates, residents) rentals.

Seasonal Rental

Mauritius’ thriving tourism sector offers interesting potential for seasonal rental. Occupancy rates can be high, particularly during the high season (October to April).

Profitability example: A 3-bedroom luxury villa in Grand Baie, purchased for 800,000 euros, could generate an annual rental income of approximately 60,000 euros, representing a gross yield of 7.5%. This figure may vary depending on the property quality, location, and rental management.

Long-term Rental

Long-term rental, intended for expatriates and residents, offers interesting income stability.

Profitability example: A 2-bedroom apartment in Tamarin, purchased for 300,000 euros, could be rented for approximately 1,500 euros per month, or 18,000 euros per year. This represents a gross yield of about 6%.

It’s important to note that these figures are estimates and may vary considerably depending on many factors. Additionally, charges (maintenance, rental management, taxes) must be taken into account, which will reduce the net yield.

Factors Influencing Profitability

Several elements can impact the profitability of your rental investment in Mauritius:

• Property location (proximity to beaches, shops, etc.)
• Quality of amenities offered
• Property type (apartment, villa, etc.)
• Chosen rental strategy (short or long term)
• Rental management (direct or via an agency)

Evolution Prospects

The Mauritian rental market presents positive prospects, supported by several factors:

• Continuous development of the tourism sector
• Growing attractiveness of the island for expatriates and retirees
• Investments in infrastructure and development projects

These elements suggest interesting growth potential for rental income in the coming years.

Conclusion: Mauritius, a Promising Real Estate Investment Destination

Mauritius is establishing itself as a top destination for international real estate investment. It offers a unique combination of advantages that are attracting more and more investors worldwide:

• An exceptional living environment, combining natural beauty and quality of life
• Attractive taxation, with low tax rates and incentives for foreign investors
• A dynamic real estate market, offering a variety of properties for all budgets
• Simplified acquisition procedures for foreigners
• Interesting rental profitability potential, supported by a thriving tourism sector
• Reassuring political and economic stability for investors

Although every investment carries its own risks and the real estate market may experience fluctuations, Mauritius presents promising prospects for the future. The continuous development of the island, investments in infrastructure, and growing attractiveness for expatriates and retirees suggest interesting growth potential for the years to come.

However, as with any real estate investment, it’s crucial to research thoroughly, study the market in detail, and clearly define your objectives before getting started. It may be wise to surround yourself with local professionals (real estate agents, lawyers, tax specialists) to ensure making the best choices and maximizing your investment potential.

Ultimately, investing in real estate in Mauritius is not only making a potentially profitable financial investment but also acquiring a piece of paradise in the Indian Ocean. Whether to live there, spend vacations, or simply diversify your assets, Mauritius offers unique opportunities that deserve serious consideration from savvy investors.